2115 Bloor Street West Community Consultation Meeting

City Planning are hosting a public meeting regarding the application for an 8-storey building at 2115-2117 Bloor Street WestIf you have any concerns with this development, it is important you attend this meeting and register them with the city. You can also email the Senior Planner responsible for this file: Philip Carvalino (pcarval@toronto.ca). This is the only public meeting planned now that the application has been submitted and a preliminary report delivered.

2115 Bloor Meeting Details

Date: June 18, 2015
7:00pm – 9:00pm
Swansea Town Hall (map)

Use this meeting to learn more about the application, ask questions and share your comments. You can read the preliminary report here and access the application on the 2115 Bloor property page.


2114 Bloor Pre-hearing Moved to August 7th

The June 5th OMB pre-hearing for 2114 Bloor Street West was used to request a second pre-hearing date on August 7th @ 10am. BWVRA was also granted OMB Party status.

Settlement discussions continue between the city and NDI with the hope that a settlement can be reached and the August 7th pre-hearing converted to a Settlement Hearing. This is the outcome that we have been working hard to achieve, as it moves negotiation earlier in the process and avoids a very costly mediation or hearing process.

2114 Bloor Street West April 6th Settlement Offer

The most recent settlement offer for 2114 Bloor Street West is now posted with permission from North Drive Investments (NDI). It is currently being considered by the city and we are awaiting a report. You can view the settlement offer, or read on for a summary.

This is the result of the unique Working Group process proposed by Councillor Doucette and Bloor West Village Residents Association (BWVRA) to avoid a costly Ontario Municipal Board hearing. As a result, there have been many settlement revisions and discussions between NDI, the Working Group and BWVRA. This proposal meets our expectations and is acceptable to the working group and BWVRA. An Open House was held by Councillor Doucette on April 9th for residents to review this proposal, and no significant objections were raised.

A pre-hearing is scheduled for June 5th, 2015 and all parties are motivated to reach consensus before that date. City planning has been closely involved in the process throughout, but a report has not yet been published. The city’s position on the settlement offer will not be confirmed until City Council on June 10/11, though Community Council’s recommendation will be made at their next meeting on May 12th.

On April 14th, Etobicoke York Community Council considered agenda item EY5.2 for this settlement offer and a now related agenda item for another NDI proposal at 2800 Bloor Street West (EY5.5). The minutes are now posted. Here is a summary:

  • For 2800 Bloor, the main issue is how to accommodate rental replacement on site. Councillor Doucette is pushing for the full 10 unit replacement instead of the 3 units plus section 37 proposed by this motion. To accommodate that request, NDI has proposed moving the 10 units to 2114 Bloor Street West. The specifics for what the Councilor requests in terms of rental replacement units at 2114 Bloor is documented in the motion for 2114 Bloor (EY5.2). The working group and BWVRA have considered this request and feel it makes sense to increase affordable rental options in Bloor West and support this idea. Given the connection to 2114 Bloor, the motion was deferred until the next community council meeting.
  • For 2114 Bloor, the city did not submit a report on this settlement offer in time for community council. As a result, Councilor Doucette put forward a motion for a report to appear at the next community council meeting on May 12th.

An Inside Toronto article by Cynthia Reason explains in more detail and includes commentary from Councillor Doucette about why this makes sense for the community.

Settlement Summary

Here is a summary of the changes since the original submission (this list is not exhaustive):

2114 Bloor Street West Rendering
2114 Bloor Street West Rendering
  1. 8-storeys down from 10. You’ll notice that there are two proposed “pop-ups” on the roof that allow access for two units to a roof-top patio on the 9th storey, at the same level as the mechanical penthouse.
  2. The original working group meetings influenced a number of changes, including a new look for the building with brick that better matches the village feel
  3. 20% smaller as a result of the height reduction and other massing reductions (FSI reduced from 7.0 to 5.64)
  4. 14% height reduction (5.15m lower)
  5. 37 fewer units (110 to ~73)
  6. Setbacks have been increased. In particular, the north-west corner facing the park has been increased from 0.2m to 7.5m, a portion of which extend the full height of the building. This is important to establish 7.5m as the minimum setback for the full length of buildings along the park, should more be developed in the future. This is key to reducing the shadow impact on the park. Further setbacks on the south side of the building reduce shadow impacts.
  7. The ground floor has been completely redesigned. Entrances now face Bloor on the south side and the park on the north side. The loading dock has been moved to make it easier to access from Kennedy Park. This presents the “back” of the building more as the front, as building residents using the subway are expected to walk through the park.
  8. The amenity space moved from the roof to the second level above the car ramp, removing the possibility that the roof becomes a highly trafficked area. It also connects interior and exterior amenity space.
  9. Parking has been reduced from 72 to ~47 spaces. Bicycle parking reduced from 124 to 94. Both meet city standards.
  10. The wall along Kennedy Park Road will include landscaping and trees
  11. Signage and landscaping will be added to encourage right-hand turns out of the driveway, to avoid traffic along the park
  12. The balconies along the north-east corner are now recessed into the building
  13. The Bloor-facing portion of the building now visually represents a 3 storey datum, consistent with the buildings currently in the village
  14. The south-east corner of the building that everyone sees entering the village is substantially less impactful. It is 8 storeys instead of 10; an additional 1.8m setback has been added; the glazing is reduced.

Here are a few more visual representations of the proposal:

View From Starbucks, looking North-West
View From Starbucks, looking North-West
View from Kennedy Park Road
View from Kennedy Park Road
Height and Mid-Rise Guidelines (dark black lines)
Height and Mid-Rise Guidelines (dark black lines)



2265 Bloor OMB Mediated Settlement Approved

A mediated settlement for the 2265 Bloor St. W. development at Bloor/Durie was approved by the OMB on Tuesday, April 7th. We believe it is a far better building for our community than was originally proposed. Thank you for your generosity and involvement in advocating for responsible development in our neighbourhood!

Your four local resident associations, (Bloor West Village Residents Association, Swansea Area Ratepayers Association, High Park Residents Association and the Old Mill Humbercrest Neighbourhood Association) worked closely with legal and planning professionals throughout the OMB Mediation process to arrive at the mediated settlement presented visually in the illustrations and outlined in detail in Schedule “A” of the Minutes of Settlement, both listed below.

Highlights of the significant “wins” for our community:

  • The building will be 25 metres tall instead of 30 metres, as originally proposed.
  • The mechanical room is now incorporated into the top residential floor of the building for a much approved appearance.
  • The traditional 2 storey profile on Bloor Street is now reflected in five well articulated window bays on the Bloor Street facade.
  • The proposed encroachment of the condominium building into the residential neighbourhood has been eliminated and 116 Durie will be reconstructed as a residence with rental apartments.
  • Entrance to underground parking is now directly off Durie Street, eliminating most of the potential rear lane traffic behind homes on Ostend Ave.
  • Commercial underground parking has been significantly reduced.
  • Truck access behind the building is much improved, eliminating the need for maneuvering on Durie St. and backing into the loading bay.
  • We came together as a community prepared to fight for responsible development in our neighbourhood and organized effectively to do just that.

Minutes of Settlement SCHEDULE “A”

1. The Settlement Proposal consists of the Development Proposal with the following revisions:

(a) The mechanical penthouse and the 8th storey of the mid-rise building shall be removed, reducing the building height from 27 m measured to the top of the 8th storey and 30 m measured to the top of the mechanical penthouse to a total height of 25 m measured to the top of the 7th storey.

(b) Projections above the 25 m height limit shall be restricted to a maximum height of 1.2 m and shall be identified in the Zoning By-law amendment (“ZBL”).

(c) The ZBL shall restrict the permitted building height to 25 m, excluding permitted projections, and 7 storeys excluding the mezzanine located between the 1st and 2nd storeys, and the ZBL shall include a definition of “storey” which shall exclude a mezzanine located between the 1st and 2nd storeys.

(d) The rear (south) wall of the first storey of the portion of the mid-rise building located east of the loading space shall be shifted south by up to 1.85 m, and a terrace shall be located above the 1.85 m projection of the 1st storey, all as depicted on the Ground Floor Plan and Section A attached to these Minutes of Settlement.

(e) The 7.5 m wide driveway leading to the loading space and parking ramp shall be reduced in width to 4.8 m east of the loading space, and the parking ramp shall be relocated to take access directly from Durie Street, all as shown on the Ground Floor Plan attached to these Minutes of Settlement. The relocated driveway ramp shall have a minimum width of 6.0 m.

(f) The south walls on the 5th and 6th storeys shall be shifted to the south by up to an additional 1.488 m and 2.245 m respectively and the terraces adjacent to those walls shall have maximum depths of 2.25 m, all as shown on Section A, Section B and Section C attached to these Minutes of Settlement.

(g) The south, east and west walls on the 7th storey shall be revised as shown on the Floor 07 Plan attached to these Minutes of Settlement and a terrace shall be permitted to the south of the relocated south wall having a maximum depth of 3.238 m.

(h) The mid-rise building shall contain a minimum of 1.0 m² of indoor residential amenity space for each dwelling unit which is located in the mid-rise building, which space may include lounge space and guest suite(s). No outdoor residential amenity space shall be required for the mid-rise building.

(i) The transformer shall be shifted north, to be located adjacent to the south west corner of the mid-rise building as shown on the Ground Floor Plan attached to these Minutes of Settlement.

(j) The south and north side facades shall be constructed substantially in accordance with the style and materials indicated on the South Elevation drawing A3.3, the North Elevation drawing A3.1, the West Elevation drawing A3.4 and the East Elevation drawing A3.2 attached to these Minutes of Settlement.

(k) The replacement house at 116 Durie Street will be reduced in width and extended in length and shall have a minimum north setback of 0.6 m, a minimum south setback of 0.9 m and a minimum rear setback of 7.5 m.

(l) There shall be no indoor or outdoor residential amenity space provided at 116 Durie Street to serve the mid-rise building.

(m) There shall be a maximum of 4 dwelling units in the replacement house at 116 Durie Street.

(n) There shall be no underground parking provided below 116 Durie Street.

2114 Bloor Open House April 9th

2114 Bloor is scheduled for an OMB pre-hearing. Since the appeal, Councillor Doucette has restarted the Working Group process and several meetings have occurred. On March 12, 2015 North Drive Investments submitted revised plans.

Councillor Doucette will be hosting an open house for 2114 Bloor Street West to review their latest proposal. The building is scheduled for April 14th community council (agenda item EY5.2). From the agenda item: “Since the appeal, the applicant submitted revised plans as a formal settlement offer on March 12, 2015.  The proposed development was modified to reduce the building height to nine floors and the number of dwelling units from 110 to 78.  Modifications to the built form of the building were introduced by the revised proposal that will be assessed in the forthcoming Request for Direction report.  The settlement offer was made conditional on City Council acceptance; otherwise the appeal of the application would revert back to the original proposal.”

Please come out to the open house to see the revised proposal and hear the changes the 2214 Bloor Working Group has worked through.

Date: Thursday, April 9th
Time: 7pm to 8:30pm
Location: Humberside Montessori at 121 Kennedy Ave – just south of Bloor

EDIT: The settlement offer presented at the open house is now available.

2265 Bloor Settlement Proposal to OMB

There is a proposed settlement for 2265 Bloor that was approved by all parties, including city council today. The Minutes of Settlement have been shared with participants including revised drawing attachments are available here. Schedule A in the minutes of settlement summarize all of the changes achieved through the mediation process. You can also review 2265 Bloor Revised Plans.

Here is the update from Councillor Doucette on 2265 Bloor Street West:

Over 100 people attended the Ontario Municipal Board pre-hearing this January in opposition to the previous application, and I have heard from many of you about your concern. I was able to convince my City Council colleagues that supporting a community-involved, collaborative process was the best approach, and representatives of the Bloor West Village Residents’ Association, Swansea Area Ratepayers’ Association, the City Solicitor, and the applicant entered into a mediation process. After countless hours of work, a Settlement Proposal was agreed upon, and was approved unanimously today (April 2nd) at City Council.

Amongst other changes, the building is shorter, the pedestrian feel on Bloor will be better, the number of parking spaces have been reduced, and there is no commercial penetration into the stable residential neighbourhood to the south. The revised plans are attached here and the Minutes of Settlement, which describe the settlement, will be shared with all OMB Participants by the applicant today or tomorrow.

The next step is for the Parties to attend the OMB hearing to bring this settlement to ask for it to be approved. It is a public meeting; if you would like to attend the hearing on Tuesday, you are welcome to do so, and if you are a participant and would like to speak against the settlement, you can also bring your evidence in opposition. The hearing will be April 7 at 10:00 am at the office of the OMB at 655 Bay Street, Suite 1500.

Many thanks to the efforts of the residents’ associations and neighbours who raised funds and dedicated many hours toward better neighbourhood building.

2115 Bloor Street West Condo Application Submitted

On February 27, 2015 Main and Main submitted an application for an 8 storey condo at 2115 Bloor Street West. We are in contact with the developers for their application, which we expect to post shortly.

Proposed amendments to the City’s zoning bylaws to permit the development of an 8-storey, 5 643 m2 mixed use building. Non-residential uses including office and retail are proposed to occupy the ground floor and second floor totaling 1747 m2 of gross floor area. Residential uses are proposed on floors 3 through 8 totaling 3 896 m2 (43 residential units)


2265 Bloor Condo Update

Councillor Doucette recently published this update about 2265 Bloor:

Some of you may be wondering about the status of the application at 2265 Bloor St (at Durie). At this point, mediation is still ongoing, and for now must be kept confidential. More information will be shared as soon as possible.

2114 Bloor Condo Appeals to OMB

The developers of 2114 Bloor recently appealed their application to the Ontario Municipal Board. This update was published on March 6th by Councillor Doucette about the development and the unique approach we plan to take to help reach an agreement:

As you likely recall, an application for a 10-storey residential building at 2114-2130 Bloor Street West was filed with the City in April 2012. This is an update on that application and planned next steps.

A community open house and pre-application consultation meetings were coordinated prior to the application, and a further, post-application communication consultation meeting was held in June, 2012.

Neighbours of the proposed building were loud and clear that the planned height and massing of the building were not appropriate for the site. The applicant agreed to participate in continuing discussions, and a Working Group was formed that included local residents and two representatives from the Bloor West Village Residents Association (BWVRA). Three meetings were held in 2012-2013. At this point work on the application paused, as the applicant focussed on 1990 Bloor Street West and other properties under their ownership.

In recent months, the applicant has been interested in furthering work on this project and has just appealed 2114 Bloor to the Ontario Municipal Board (OMB). Rather than repeat a potentially confrontational and expensive path through a contested hearing, I have coordinated a new unique approach with the BWVRA to try and resolve remaining built form issues by restarting the Working Group process.

This approach brings the City, the applicants, and community representatives from the immediate neighbourhood and the BWVRA together with the goal of reaching a proposed settlement prior to the OMB pre-hearing. My office will coordinate the meetings, reaching out to the same residents who participated previously, and a professional facilitator will assist the process. As the meetings will deal with “without prejudice” material that will influence official OMB proceedings, the content and outcome of the meetings will need to be confidential until their outcome is confirmed.

Previous Working Group participants expressed concern about effects on the park and traffic from the new building. These issues will be dealt with separately through my office and City Staff; we are already planning on some local park improvements and will look at holding a meeting with local residents on this and traffic issues.

I would like to thank the Working Group and the applicants for their work thus far and their willingness to work collaboratively. This approach will help ensure the best building for the neighbourhood and a smoother and more cost effective process for local village residents.

March 24 Bloor Street West Planning Meeting

Councillor Doucette committed at the 2265 Community Meeting to organizing a meeting to update and inform residents about local developments, and the Heritage nomination put forward. Here is her invitation:

I hope you will join me and City Planning staff at my Bloor Street West Planning Meeting later this month. I have invited staff to come and discuss the planning context of Bloor and tools the City and community can use to help direct growth while preserving what we love about Bloor St West.

Please bring your ideas and questions and join me:
Date: Tuesday, March 24
Time: 7:00 pm to 9:00 pm
Location: Humberside CI (280 Quebec Avenue)

The following recent announcements are relevant to the meeting: